285 W 8th St · Oswego, NY 13126

$139,900

4 bd · 2.0 ba · 1,046 sqft · SingleFamily public records · 127 Days on market

Built 1900 4,433 sqft lot Est $132k · 6% over

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Rent growth +5.0/5.0
• ARV discount +4.7/15.0
• Appreciation +3.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

285 W 8th, 84 E Schuyler, and 100 E 9th being sold as a package. No exceptions.

Key facts

• Back yard
• Remodeled kitchen
• Tile work

Tags

• REMODELED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• TILE WORK
• WALK IN SHOWERS
• BACK YARD
• CLOSE TO OSWEGO AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 8.8% in Oswego — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#265 in NY, #4,189 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, commute F.
• Oswego City School District (town): math 39% / reading 51% proficiency, ranked #465 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+19.2%/yr); 168 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).
• This rent runs 35% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $967 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Oswego County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.2% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $140k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.40%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $131,796
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Niagara St	0.02mi	3/1.0 (-1)	1,108 (+6%)	3mo	$135,000	$122	78
9 SW 9th St	0.47mi	3/2.0 (-1)	1,050 (+0%)	2mo	$137,000	$130	71
246 W 5th St	0.21mi	3/2.0 (-1)	928 (-11%)	4mo	$185,000	$199	63
54 Murray St	0.50mi	3/1.5 (-1)	1,071 (+2%)	8mo	$140,000	$131	60
45 Lincoln Ave	0.61mi	3/1.5 (-1)	1,056 (+1%)	7mo	$175,000	$166	57
391 W 5th St	0.51mi	3/1.0 (-1)	1,044 (-0%)	14mo	$166,000	$159	55
18 Varick St	0.39mi	3/2.0 (-1)	1,112 (+6%)	18mo	$135,000	$121	51
87 W 9th St	0.16mi	3/1.0 (-1)	1,198 (+14%)	12mo	$52,500	$44	49
212 E 2nd St	0.64mi	3/1.0 (-1)	996 (-5%)	6mo	$125,000	$126	48
33 1/2 Dublin St	0.38mi	3/1.0 (-1)	1,178 (+13%)	6mo	$113,700	$97	47
33 E Utica St	0.74mi	3/1.0 (-1)	1,044 (-0%)	15mo	$80,000	$77	44
128 W Mohawk St	0.43mi	3/1.0 (-1)	955 (-9%)	19mo	$110,000	$115	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.25% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.72×
• Total profit: $28,124
• Equity at exit: $25,560

10-year hold

• IRR: 27.0%
• Equity multiple: 4.10×
• Total profit: $121,394
• Equity at exit: $20,326

Cash invested: $39,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13126

• Home prices YoY: -0.8%
• Rents YoY: 19.2%
• Active inventory: 168
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$734
• Tax from tax record: −$163 /mo · $1,950/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $568

Break-even live

Break-even rent $1,208

Max offer price $139,900

Occupancy floor 66%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	13d	1	0.49mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	43d	1	0.56mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	13d	1	0.65mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	13d	1	0.74mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	13d	1	0.75mi
188 W Bridge St Oswego, NY	4.0	1.0	1008	$1,800	$1.79	13d	1	0.78mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	13d	1	0.83mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	13d	1	0.90mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	13d	1	0.92mi

Listing history 8 events

1. 2026-03-05
   status Pending
2. 2026-01-16
   historical Active Under Contract
3. 2025-12-08
   price $139,900
4. 2025-10-29
   listed $149,900 Active
5. 2023-06-27
   soldstatus $52,000
6. 2020-12-16
   soldstatus $15,000 Closed Sale or Rented 79-char remark

   Show marketing remark (79 chars)

   285 W 8th, 84 E Schuyler, and 100 E 9th being sold as a package. No exceptions.

7. 2020-09-27
   listed $30,000 79-char remark

   Show marketing remark (79 chars)

   285 W 8th, 84 E Schuyler, and 100 E 9th being sold as a package. No exceptions.

8. 2020-09-27
   historical 79-char remark

   Show marketing remark (79 chars)

   285 W 8th, 84 E Schuyler, and 100 E 9th being sold as a package. No exceptions.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,950 · $163/mo
• Projected year-2 tax: $2,157 · $180/mo
• Expected delta: +$207/yr (+$17/mo · 10.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,124
• − Mortgage interest: −$7,837
• − Property taxes: −$1,950
• − Insurance: −$700
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$4,070
• Taxable income: $4,869
• Est. tax owed @ 24.0%: −$1,168
• After-tax cash flow: $5,646/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Oswego City School District
• NCES district ID: 3622050
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 51% ▲ 9.00%
• Median HH income: $45,835
• Composite: 38.2/100
• National rank: #4257
• State rank: #465 of 590 in NY

Livability — Oswego

• Score: 75/100
• State rank: #265
• US rank: #4189

Category grades

Amenities B+ Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oswego, NY
• County: Oswego County · 36,495 people
• City population: 36,495
• Metro: Syracuse, NY
• Population (ZIP): 36,495
• Household income: $65,346
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 1341.0

Population outlook (Oswego County) Hauer SSP2

• Today (2025): 114,465 people
• By 2030: 109,968 · -3.9%
• By 2040: 99,205 · -13.3%
• By 2050: 87,979 · -23.1%
• By 2075: 65,100 · -43.1%
• By 2100: 47,117 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Two or more races 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 4% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Oswego

• 2024 margin: Strong R (+24.2) · D 37.9% · R 62.1%
• 2008→2024 swing: -26.6pp toward R · 2008: 2.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+20.2 2016: R+23.2 2012: D+7.9 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.25%
• Current HPI: 295.5134
• Rent YoY: ▲ 19.18%
• Metro: Syracuse, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+366.3% since first listed

8 events — show timeline

• 2026-03-05 Pending — CNYIS
• 2026-01-16 Contingent — CNYIS
• 2025-12-08 Price Changed $139,900 CNYIS
• 2025-10-29 Listed $149,900 CNYIS
• 2023-06-27 Sold (Public Records) $52,000 Public Records
• 2020-12-16 Sold (MLS) $15,000 CNYIS
• 2020-09-27 Listing Removed — CNYIS
• 2020-09-27 Listed $30,000 CNYIS

Property tax history

+13.3%/yr

Latest (2025): $1,950 · +52.6% YoY. Source: county tax records.